Turkey rent increase calculator 2026: new rent and legal cap

Current monthly rent (TRY)The rent paid now

Increase rate (%)At most the 12-month CPI average; 31.23% with October 2026 data

New monthly rent—

Monthly increase—

Extra rent over 12 months—

New rent over 12 months—

The calculator applies the rate you enter to the current rent once and assumes the rent stays the same for the lease year. It does not check the legal cap; the default rate is the 12-month CPI average for October 2026 (31.23%).

How is a rent increase calculated?

The new rent is the current rent plus the increase rate, applied once at the start of the new lease year. The calculator shows four results:

New monthly rent = current rent × (1 + increase rate ÷ 100)

Monthly increase = current rent × increase rate ÷ 100

Extra rent over 12 months = monthly increase × 12

New rent over 12 months = new monthly rent × 12

The rate you enter can be the legal cap or any lower rate agreed with the landlord. Rent (kira) in Turkey is normally paid monthly and stays the same for the whole lease year, so the 12-month figures are simple multiples.

Worked example

What is the legal rent increase cap in Turkey?

At each renewal, an agreed rent increase is valid only up to the change in the 12-month average consumer price index (CPI) over the previous lease year, under Article 344 of the Turkish Code of Obligations No. 6098 (Türk Borçlar Kanunu). The rule covers homes and roofed commercial premises, and also applies to leases longer than one year. A lower increase, or none, is allowed; a contract clause above the cap is not valid for the excess.

The law refers to the previous lease year but names no month. In practice the 12-month average for the month before the renewal month is commonly used:

If the contract names another month or method, or the renewal falls before the data is published, the answer depends on how the contract is read. The Turkey rent increase cap guide covers these cases.

12-month CPI average versus annual inflation

The cap uses the 12-month average change, not annual inflation. It compares the average index of the last 12 months with the average of the 12 months before, so it moves more slowly than annual inflation. The Turkish Statistical Institute (TÜİK, also TurkStat) published the October 2026 figures on 3 November 2026; the monthly and annual changes also appear in the CPI table of the Central Bank of the Republic of Türkiye (TCMB, also CBRT):

• Monthly change: 2.58%
• Annual change (October 2026 against October 2025): 29.77%
• 12-month average change: 31.23%, the rate used for the cap

When inflation is falling, the 12-month average stays above annual inflation, as it did in October 2026. Rebuilding the index from TCMB's published monthly CPI changes from December 2024 to October 2026 gives the same 31.23%. How the CPI itself is measured is explained in Turkish lira inflation rate.

When the yearly cap does not apply, and which values to enter

A few situations fall outside the yearly rule:

• The 25% cap has ended: the temporary 25% limit on residential renewals (provisional Articles 1 and 2, added by Laws No. 7409 and 7456) applied from June 2022 to 1 July 2024 and was not extended; since 2 July 2024 only the 12-month CPI average limits renewals.
• After five years: once a lease has run five years, or at the renewal of a lease longer than five years, a judge can reset the rent to a fair level, considering the CPI average, the condition of the property and comparable rents (Article 344, paragraph 3).
• Rent in foreign currency: where a foreign-currency rent is lawful, it cannot be changed for five years (Article 344, paragraph 4).

Enter these values:

• Current monthly rent: the rent paid in the lease year that is ending.
• Increase rate: the 12-month CPI average for the month before the renewal, or the lower rate you agreed. Check TÜİK's latest release before relying on a rate.

Landlords pay property tax separately; see the Turkey property tax calculator.

Frequently asked questions

How much can a landlord increase rent in Turkey in 2026?

At renewal, at most the 12-month average CPI change for the previous lease year. For leases renewing in November 2026 that is 31.23%, the October 2026 figure; the December 2026 rate depends on the November data due on 3 December 2026.

Is the 25% rent increase cap still in force?

No. The temporary 25% limit on residential renewals applied from June 2022 to 1 July 2024 and was not extended. Since then the 12-month CPI average is the only yearly limit.

Which inflation figure is used for the rent increase?

The 12-month average change in the consumer price index, which TÜİK publishes with each monthly CPI release. Annual inflation and the monthly change are not used.

Does the rent cap apply to commercial leases?

Yes. Article 344 applies to homes and to roofed commercial premises such as shops and offices, so the same 12-month CPI average limits commercial renewals as of November 2026.

Can the rent be raised above the cap after five years?

Yes, through a court. After five years, or at the renewal of a lease longer than five years, a judge can set a fair rent based on the CPI average, the property's condition and comparable rents; after that, the yearly cap applies again.

Sources

• Turkish Code of Obligations No. 6098, Article 344 (Turkish) (opens in a new tab)
• Resmî Gazete, 15 July 2023: Law No. 7456, Article 23, extending the 25% rent cap to 1 July 2024 (Turkish) (opens in a new tab)
• TCMB: consumer price index changes (English) (opens in a new tab)
• TCMB: price developments in October 2026 (Turkish) (opens in a new tab)
• TÜİK: Consumer Price Index, October 2026, press release of 3 November 2026 (Turkish) (opens in a new tab)

This calculator is general information, not tax, legal or investment advice. Results depend on the values you enter; rates, ceilings and amounts in Turkey change often, so check the date of each figure and the official source, and ask a licensed adviser about your own situation. Sources, checks and corrections: see the editorial policy.